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HomeMy WebLinkAboutWorksession - Homuth Variance1 City of Lakeville Planning Department M EMORANDUM To : Planning Commission From: Ryan Tessman, Planning and Zoning Specialist Date: May 13, 2022 Subject: Packet Material for the May 19, 2021 Planning Commission Work Session Agenda Item: Homuth Variance Discussion, 10530 – 175th St W. INTRODUCTION All Energy Solar has submitted a variance application on behalf of property owner to install a 580 square foot ground mounted solar array to provide electric power to the 2,484 square foot single family home on the 3.08 acre property located at 10530 – 175th Street. The property is zoned RS-3, Single Family Residential District for which the Zoning Ordinance allows a maximum of 120 square feet for ground mounted solar arrays. Staff suggested that the applicant meet with the Planning Commission to discuss his plans and engage in dialogue as to whether the variance is a reasonable accommodation or whether further study is warranted to determine if a Zoning Ordinance amendment to allow larger ground mounted solar arrays is a preferred alternative to a variance. E XHIBITS A. Location Aerial Photo B. Zoning Map C. Street Views From 175th Street D. Applicant Narrative and Site Specific Attachments 2 P LANNING ANALYSIS The Homuths recently purchased this property at 10530 – 175th Street, upon which the house was constructed in 1922. The house has 800 square feet of south facing roof which is largely shaded by heavy tree coverage. The variance request would seek to locate the solar panel array in a clearing, to the west of the existing driveway, with minimal coverage to maximize sunlight and avoid removing mature trees south of the house. The proposed 580 square feet of solar panels are designed to match the electricity demand for the property with no plans to sell excess energy to the power company, Dakota Electric Association. According to the documentation submitted by the applicant, the 120 square foot ground mounted solar array as allowed by Zoning Ordinance 11-29-5.B.2 would be insufficient to meet the energy needs of the house. Zoning Ordinance Section 11-6 describes the procedure for consideration of a variance, including demonstration of “practical difficulties” that prevent compliance with Zoning Ordinance requirements. Zoning Ordinance Section 11-29-5 was drafted and codified to encourage roof mounted solar arrays in general consideration of single family home neighborhoods on a standard single family home lot with a minimum rear yard area and setback. Staff recommends discussion as to whether the Zoning Ordinance might be considered for amendment to allow larger solar arrays by conditional use permit, much like previous Planning Commission consideration for detached accessory buildings on single family zoned properties. Mr. Homuth and Planning Department staff looks forward to your input and direction on this variance request. 1264 Energy Lane St. Paul, MN 55108 www.allenergysolar.com April 28th, 2022 City of Lakeville Planning Department Attention: Frank Dempsey, AICP, Associate Planner 20195 Holyoke Avenue Lakeville, MN 55044 Frank, Thank you for your request for further information on the variance request at 10530 175th Street West in Lakeville for a ground mounted solar photovoltaic (PV) system. We first wanted to clarify that the practical difficulty for this variance pursuit is defined in Minnesota §462.357, subd. 6, which states that inadequate access to direct sunlight for solar energy systems is in and of itself, a practical difficulty.The house on this property was built in 1922, so the current owners were not responsible for the location of the house nor the significant tree coverage that exists around the roof spaces on this property. This property does have a significant amount of direct sunlight where the ground mounted system is proposed. Additionally, please see the answers to your questions below. ●Can the solar array be located on a building on the property? Solar arrays mounted on a roof within the roof dimensions are not restricted to size, can be approved administratively, and require only a building permit and an electrical permit. The south facing roof of the house appears to be about 800 square feet in area and 10 to 12 feet wide. There is heavy tree coverage surrounding the building on the property (photo below). The submitted narrative also has a shade diagram showing the significant shading on the roof spaces on the property. In order to get the same production from a rooftop system as the proposed ground mount system, significant tree removal and trimming would be required. ●Why is the array so large at 580+/- square feet, or about 5 times larger than the allowed maximum? The average home in the United States consumes roughly 10,000 kWhs a year. Solar technology has advanced significantly and one solar panel has a rating of 400W, which can produce roughly 500kWhs per year. Each panel is about 6ft x 3ft in size. Limiting a ground mount system to 120sqft would mean limiting it to a maximum of 6 solar panels, which is roughly only 3,000 kWhs per year, or one-third of a standard home’s electrical consumption. If the wattage of each panel was lower than 400W each, the array would be limited even more. This ground mounted solar system is a standard size for a residential solar system designed to offset the owner’s electricity usage, in fact, we commonly have residential ground mount systems that reach 1000 square feet for 100% electricity offset. This system was designed to offset 100% of the owner ’s electricity usage. In the City of Lakeville 2040 Comprehensive Land Use Plan, Sustainability, and specifically Solar Access, is identified as an underlying theme. This property has good existing solar energy access in the open yard area that the ground mount is proposed, but there is poor solar access on all roof spaces due to mature trees surrounding the buildings. The Gross Solar Potential map on page 69 of the plan shows clearly the small gap in the area that has high potential for sunlight (see below, area outlined in red). Also in the 2040 Comprehensive Land Use Plan (and as a component of Green Step Cities), is the importance of protecting existing trees and the planting of new trees. The plan includes tree preservation within the Natural Resources section (page 34) and encourages tree planting within the Land Use section (page 38). In order to pursue a rooftop system with the same production, significant tree removal and trimming would be required. By removing the healthy, safe, and mature trees would be in opposition to the goals of the City’s 2040 plan. Below is the map of the property as shown in the Wooded Areas (page 65). ●Is the solar array intended to power the entire house or other buildings on the property? The solar array is intended to power all of the loads on the property. The homeowner has a single utility meter which we have collected the total usage within a year and size the solar energy system to offset that. ●Will excess power be sold to the utility company? The solar energy system is designed to produce the same amount of electricity as the homeowner uses. Depending on the time of year, the electricity production from the system may be larger than the electricity usage, which at that point some electricity would be sold to the utility (winter). There will also be times in the year when the system may not produce enough energy to offset the home’s electrical load therefore the homeowner will be purchasing energy from the utility. The system is for renewable energy and on-site consumption purposes and not for retail sale of the solar energy. Please let us know if you have any further questions, or need any additional information. Thank you, Colin Buechel Permitting Specialist (651) 842-9404 colin.buechel@allenergysolar.com Property Location RS-2 RS-2 C-3 RM-1 10530 - 175th Street Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification. Map Scale 1 inch = 75 feet 4/19/2022